DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT:
Zoning Case Z2016122
SUMMARY:
Current Zoning: "RM-4" Residential Mixed District, "RM-4 CD" Residential Mixed with Conditional Use for Outdoor Art Gallery and "PUD RM-4 CD" Planned Unit Development Residential Mixed District with Conditional Use for Outdoor Art Gallery
Requested Zoning: "PUD RM-4" Planned Unit Development Residential Mixed District with a reduced perimeter setback of 10 feet.
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: April 19, 2016
Case Manager: Ernest Brown, Planner
Property Owner: Roy Barrera
Applicant: Roy Barrera
Representative: Brown & Ortiz
Location: 11356 Vance Jackson
Legal Description: 5.86 acres of land out of NCB 14735
Total Acreage: 5.86
Notices Mailed
Owners of Property within 200 feet: 31
Registered Neighborhood Associations within 200 feet: Vance Jackson Neighborhood Association
Applicable Agencies: None.
Property Details
Property History: The subject property was annexed in 1971 and zoned Temporary “R-1” Single Family Residence District. In 1984 it was rezoned to “R-6” Townhouse Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to “RM-4” Residential Mix Use District. In 2006 it was rezoned to “RM-4” Residential Mixed Use District, “RM-4 CD” Residential Mixed Use District with a Conditional Use for a Outdoor Art Gallery and “PUD RM-4 CD” Plan Unit Development Residential Mixed Use with a Conditional Use for a Outdoor Art Gallery. The subject property was developed in 1910 with a residential structure approximately 6,091 square feet and a residential structure in 1921 with approximately 3,337 square feet. The subject property is not platted in its current configuration
Topography: The property does not include any abnormal physical features such as slope or inclusion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: MF-33, R-6 PUD
Current Land Uses: Apartments, Single-Family Residence
Direction: East, South, West
Current Base Zoning: R-6 PUD, RM-4, R-6
Current Land Uses: Single-Family Residence, Townhomes, School
Transportation
Thoroughfare: Vance Jackson
Existing Character: Secondary Arterial, Type A; one lanes each direction, with sidewalk on both sides and wide shoulders
Proposed Changes: None known
Thoroughfare: Mission Trace, Lomita, Hollow Tree
Existing Character: Local, Type A: one lane each direction
Proposed Changes: None known
Public Transit: The nearest VIA bus line to the subject property is the 96 and 602 which operate along Vance Jackson.
Traffic Impact: A Traffic Impact Analysis (TIA) is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: Off-street vehicle parking requirements are typically determined by the type of use and building size. The zoning application refers to Single-Family Residential.
Minimum Parking Requirement: 1 per unit;
Maximum Parking Requirement: NA.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (8-0) recommend Approval
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The subject property is located within the North Sector Plan and is currently designated as General Urban Tier in the future land use component of the plan. The proposed “PUD RM-4” base zoning district is consistent with the adopted land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on neighboring land in relation to this zoning change request.
3. Suitability as Presently Zoned:
The existing base zoning “RM-4” is consistent with the surrounding base zoning district.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
The proposed request does meet the North Sector Plan’s land use goal to promote a variety of housing types that include residential clustering that would enhance quality housing within the community.
6. Size of Tract:
The subject property measures a 5.8630 acre tract and is sufficient to accommodate the proposed Residential Single-Family subdivision development and parking requirements.
7. Other Factors:
Planned Unit Developments provide flexibility in development projects by allowing a combination of uses developed in accordance with an approved plan that protects adjacent properties; while preserving natural amenities and features of a site and providing for a minimum amount of open space. PUDs provide for a more efficient arrangement of land uses, buildings, circulation systems and infrastructure; encourage infill projects and development of sites made difficult for conventionally designed development because of shape, size, abutting development, poor accessibility or topography.
The applicant is requesting a decrease of the perimeter setback to 10 feet. Planned Unit Development (PUD) for residential uses requires a 20 foot perimeter setback.
However, the Commission and or Council may approve lesser perimeter setbacks for a PUD considering physical features such as the location of trees, waterways, steep slopes other buffers and or compatibility of the PUD with adjacent land uses provided such setbacks meet the requirements of the current adopted International Building Code per UDC 35-344(e)(1) Required Setbacks.